340 E Princess St · York, PA 17403

$99,000

5 bd · 1.0 ba · 1,836 sqft · Townhouse public records · 22 Days on market

Built 1890 1,699 sqft lot $54/sqft · 36% below area Est $156k · 36% under

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Why this score? — see what drove the B+ grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.8/5.0
• Rent growth +3.6/5.0
• Condition / age +2.5/5.0
• Schools +0.8/10.0
• Appreciation +0.0/10.0

Listing remarks

3BR/1BA townhouse with strong value-add potential. Main level includes living, dining, and kitchen with new appliances; 2 bedrooms and bath on second floor. Unfinished third floor adds 2 bedrooms but needs roof repair. Cemented backyard, rear garage with separate entrance, unfinished basement, and 2-year-old hot water system.

Key facts

• Garage
• Built 1890
• Listed 21 days

Property features AI

Finance

• Financial info: Property taxes listed (annual and breakdown available)

Exterior

• Parking: Rear-entry garage (1 space); Parking garage
• Utilities: Water source: Other
• Home design: Interior townhouse/rowhouse; Fee simple ownership
• Construction: Foundation: Other; Year built per assessor
• Exterior features: Not in a federal flood zone; Above grade and below grade other structures

Interior

• Bedrooms: Three bedrooms on the upper level
• Bathrooms: One full bathroom
• Heating & cooling: Heating: Other; Cooling: Other; Tankless hot water
• Interior features: No basement; Living area per assessor

What this means for you Summary

Snapshot

• This is a 5-bed/1.0-bath townhouse listed at $99k.

Deal economics

• At list price, monthly cash flow is $596 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $99k).
• Recommended offer: $98k (1.5% below list) — sets the bar for market timing.
• Cap rate 13.5% vs local median 5.0% in York — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 75/100 on livability (#427 in PA, #3,987 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, housing A; Watch: amenities D+, crime F, employment F.
• York City SD (urban): math 4% / reading 16% proficiency, ranked #534 of 539 in PA (top 99%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 72% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising fast (+4.4%/yr); 213 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 45% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 1,328 units permitted in York County in 2024 (338 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $684 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 4.4% rent growth), your $28k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 22 days — a 2% lower offer ($98k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $54k; list at $99k implies a 83% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1890 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $97,515 (1.5% below list)

Questions for the listing agent

1. Built in 1890 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
4. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
5. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
6. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 1.70% ✓
• Cap rate: 13.52%
• Cash-on-cash: 25.82%
• DSCR: 2.15
• GRM: 4.9

CMA / ARV

• ARV (median comp): $155,673
• List price: $99,000
• Delta: -36.41%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
350 E Poplar St	0.05mi	5/1.0	1,740 (-5%)	2mo	$125,000	$72	87
442 E Prospect St	0.14mi	5/1.5	1,926 (+5%)	0mo	$189,000	$98	83
249 E Princess St	0.11mi	4/1.5 (-1)	1,741 (-5%)	0mo	$189,900	$109	79
117 S Pine St	0.10mi	5/1.0	2,040 (+11%)	2mo	$174,000	$85	76
802 Chestnut St	0.69mi	5/1.0	1,860 (+1%)	1mo	$145,000	$78	65
217 E Cottage Pl	0.47mi	5/1.5	2,011 (+10%)	1mo	$210,000	$104	59
628 Chestnut St	0.59mi	5/2.0	1,740 (-5%)	3mo	$153,500	$88	58
830 E Philadelphia St	0.70mi	5/1.0	1,924 (+5%)	2mo	$150,000	$78	57
41 W Philadelphia St	0.59mi	5/2.0	1,992 (+8%)	3mo	$300,000	$151	52
702 York St	0.69mi	4/1.0 (-1)	1,696 (-8%)	1mo	$165,000	$97	49
707 York St	0.70mi	4/1.0 (-1)	1,696 (-8%)	1mo	$165,000	$97	48
740 Cleveland Ave	0.69mi	4/1.0 (-1)	1,572 (-14%)	1mo	$145,000	$92	38

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 4.43% rent growth · sell at horizon

5-year hold

• IRR: 21.2%
• Equity multiple: 1.88×
• Total profit: $24,464
• Equity at exit: $14,761

10-year hold

• IRR: 30.3%
• Equity multiple: 3.92×
• Total profit: $80,841
• Equity at exit: $8,560

Cash invested: $27,720 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 62 Landlord-Friendly
• State Pennsylvania: 62 Landlord-Friendly · EVEN
• County: — inherits STATE
• City: — inherits STATE

10-day notice; Philadelphia has eviction-court diversion + some protections; otherwise moderate.

Methodology + full state rankings →

ZIP-level market 17403

• Home prices YoY: -26.9%
• Rents YoY: 4.4%
• Active inventory: 213
• Price-to-rent: 4.9×

Monthly cashflow live

• Estimated rent: $1,685 high
• Mortgage (P&I): −$519
• Tax from tax record: −$175 /mo · $2,094/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$354
• Net cashflow: $596

Break-even live

Break-even rent $930

Max offer price $99,000

Occupancy floor 60%

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $24,750
• Closing costs: $2,970
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
339 E Market St Unit 1 York, PA	4.0	1.5	1600	$1,650	$1.03	21d	1	0.22mi
631 Wallace St Unit 631 York, PA	4.0	1.0	1545	$1,325	$0.86	13d	1	0.54mi
720 Chestnut St Apt 2 York, PA	4.0	1.0	1400	$1,300	$0.93	13d	1	0.65mi
213 Kurtz Ave York, PA	5.0	1.0	1921	$1,850	$0.96	13d	1	0.77mi
119 W Jackson St York, PA	4.0	1.0	1800	$1,395	$0.78	43d	1	0.79mi
289 Union St York, PA	4.0	1.0	1450	$1,600	$1.10	43d	1	0.95mi
330 Smyser St York, PA	5.0	1.0	1634	$1,425	$0.87	43d	1	0.96mi
26 N West St York, PA	6.0	2.0	2100	$2,200	$1.05	21d	1	1.33mi
132 N West St York, PA	4.0	1.0	1560	$1,600	$1.03	13d	1	1.36mi
121 S Belvidere Ave Unit 121 York, PA	5.0	1.5	1846	$1,450	$0.79	43d	1	1.42mi
709 W Princess St York, PA	5.0	1.0	1829	$1,425	$0.78	43d	1	1.44mi

Listing history 4 events

1. 2026-05-05
   listed $99,000 Active 327-char remark
2. 2006-11-17
   soldstatus $54,000
3. 1993-05-04
   soldstatus $21,900
4. 1992-12-07
   soldstatus $21,900

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast PA · Partial reset (capped growth)

• Current annual tax: $2,094 · $175/mo
• Projected year-2 tax: $2,094 · $175/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥102°F today · 15 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 10% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,224
• − Mortgage interest: −$5,546
• − Property taxes: −$2,094
• − Insurance: −$495
• − Repairs & maintenance: −$1,618
• − Management: −$1,618
• − Depreciation: −$2,880
• Taxable income: $5,973
• Est. tax owed @ 24.0%: −$1,434
• After-tax cash flow: $5,724/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: York City SD
• NCES district ID: 4226820
• Math proficiency: 4% ▼ -7.00%
• Reading proficiency: 16% ▼ -9.00%
• Median HH income: $29,470
• Composite: 7.61/100
• National rank: #9943
• State rank: #534 of 539 in PA

Livability — York

• Score: 75/100
• State rank: #427
• US rank: #3987

Category grades

Amenities D+ Commute A- Cost of living A+ Crime F Employment F Housing A Health & safety A+ User ratings F

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: York, PA
• County: York County · 278,806 people
• City population: 184,764
• Metro: York-Hanover, PA
• Population (ZIP): 40,287
• Household income: $75,384
• Rent vs Own: 36.2% rent · 63.8% own
• Severe rent burden: 1305.0

Population outlook (York County) Hauer SSP2

• Today (2025): 454,205 people
• By 2030: 457,407 · +0.7%
• By 2040: 457,529 · +0.7%
• By 2050: 448,261 · -1.3%
• By 2075: 427,388 · -5.9%
• By 2100: 384,218 · -15.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.58)
• Race & ethnicity: White 60% Hispanic / Latino 20% Black 12% Two or more races 9% Asian 3%
• Hispanic origin (detail): Mexican 3% Puerto Rican 10% Dominican 3%
• Common ancestry: Romanian 3% Lithuanian 1% Slovak 1%
• Foreign-born: 10% · Canada, Vietnam, Jamaica
• Languages at home: 81% English-only · Spanish 14% Other Indo-European 1% Arabic 1%

Political lean MEDSL · York

• 2024 margin: Strong R (+25.3) · D 36.9% · R 62.1%
• 2008→2024 swing: -11.7pp toward R · 2008: -13.6pp · 2024: -25.3pp
• All cycles: 2024: R+25.3 2020: R+24.6 2016: R+29.3 2012: R+21.2 2008: R+13.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -104.51%
• Current HPI: 284.0731
• Rent YoY: ▲ 4.43%
• Metro: York-Hanover, PA
• State GDP YoY: ▲ 1.68%
• F500 in state: 34

Industry mix (Fortune 500 HQ in PA)

Industry	F500 HQs	Revenue
▸Healthcare	2	$309B
▸Insurance	2	$27B
▸Telecommunications / Media	1	$124B
▸Industrial Distribution	1	$22B
▸Financial Services	1	$20B
▸Chemicals / Materials	1	$18B

Price history

+146.6% since first listed

3 events — show timeline

• 2006-11-17 Sold (Public Records) $54,000 Public Records
• 1993-05-04 Sold (Public Records) $21,900 Public Records
• 1992-12-07 Sold (Public Records) $21,900 Public Records

Property tax history

+0.8%/yr

Latest (2026): $2,094 · +1.6% YoY. Source: county tax records.